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Subdivisions and Condominiums

Submission requirements

The applicant must provide appropriate answers to all questions on the application form. The application will not be circulated for review if all of the information is not provided. The completed application should be submitted with the required fees and the following:

  1. Twenty-five paper prints of the draft plan, signed by the owner and surveyor and folded not larger than legal size (8.5 inches x 14 inches). The plan must include:
    • The boundaries of the land proposed to be subdivided, certified by an Ontario land surveyor.
    • The locations, widths, and names of the proposed highways within the proposed subdivision and of existing highways on which the proposed subdivision abuts; a small key plan, on a scale of not less than one centimetre to 100 metres, all of the land adjacent to the proposed subdivision owned by the applicant or in which the applicant has an interest, every subdivision adjacent to the proposed subdivision, and the relationship of the boundaries of the land to be subdivided to the boundaries of the township lot or other original grant of which the land forms the whole or part.
    • The purpose for which the proposed lots are to be used.
    • The existing uses of all adjoining lands.
    • The approximate dimensions and layout of the proposed lots.
    • The natural and artificial features such as buildings, other structures or installations, railways, highways, watercourses, drainage ditches, wetlands, and wooded areas within or adjacent to the land proposed to be subdivided.
    • The availability and nature of domestic water supplies.
    • The nature and porosity of the soil.
    • Existing contours or elevations may be required to determine the grade of the highways and the drainage of the land proposed to be subdivided.
    • The municipal services available or to be available to the land proposed to be subdivided.
    • The nature and extent of any restrictions affecting the land proposed to be subdivided, including restrictive covenants or easements.
    • All plans submitted for draft approval must have the appropriate stamp in the same location as indicated for the final plans.
    • All plans submitted for final approval must have the appropriate stamp on the originals and all copies directly below the registration certificate. Please see the attached sheet indicating the format and wording for the required stamps.
    • Plans must be drawn to a usable metric scale (for example, 1:100, 1:300, 1:500). One legible copy of the draft plan reduced to 21.6 centimetres x 35.6 centimetres (8.5 inches x 14 inches) must be submitted with the application. Depending on the scope of the application, additional copies of the draft plan may be required. Please contact planning division staff for advice.
    • All plans and information on the application must be in metric measurement or 544/06.
  2. A draft plan of the subdivision is required in an electronic version of the reference plan in AutoCAD (dwg) format, version 14 or higher, with the following spatial characteristics:
    Map projection: Universal Transverse Mercator
    Horizontal datum: NAD83 Zone 17 north
    Horizontal units: Metres
    The graphics in the drawing must be geographically positioned to third-order accuracy. The City’s horizontal control network (UTM NAD83) may be used as a control reference and can be accessed on the City’s map server.
    Please indicate the subdivision file number and the name of the subdivision and email the electronic information to devserv@welland.ca.
  3. Fifteen copies of a background information report on the proposal.
  4. Six copies of a preliminary stormwater management report.
  5. Six copies of a Phase I Environmental Audit Report for the lands included in the plan.
  6. A preliminary study to determine the location and status of any gas wells located on the subject land.
  7. Six copies of an environmental impact study (EIS) will be submitted with the application if it is determined, through pre-consultation with the Niagara Peninsula Conservation Authority (NPCA) and/or Niagara Region planning and development staff, that such a study is required.
  8. Supporting studies and information (for example, noise, traffic, servicing, archaeological) which may be required.
  9. A registered deed must be provided, including a full legal description of the subject land, and a copy of the current parcel register PIN sheet from the Land Registry Office.
  10. The City and Region application fees. Separate cheques should be made payable to the City of Welland and the Regional Municipality of Niagara. All cheques should be forwarded to the City with the application. City staff will screen the application and advise if the NPCA plan review fee is applicable; if required, the NPCA fee should be included.
  11. A letter from the Regional Municipality of Niagara indicating its awareness of the subdivision proposal.
  12. Legible photo evidence that the public notice sign has been posted, showing location(s) on-site and date.
  13. Information addressing the applicable issues as set out in the Provincial Policy Statement, 2005 as provided by the Ministry of Municipal Affairs and Housing. If a proposal is affected by a policy statement which would require qualifying or mitigating studies (for example, Policy 2.3.1b), then a study will be required to be submitted at the time of the application. Failure to do so may delay the City’s decision-making process or could result in a decision to deny the application as premature with insufficient information due to the implementation of a timeframe for decision-making under the Planning Act, as amended. The application will state that the plan is consistent with policy statements issued under Section 3.1 of the Planning Act. Copies of the policy statements are available from the Publications Ontario Bookstore at 1-800-668-9938.
  14. The attached environmental site screening questionnaire completed by the applicant is required.
  15. All applicants are strongly urged to discuss the preliminary proposal with municipal staff and consult with the Regional Municipality of Niagara and affected provincial ministries and agencies before any formal submission. Please note the Niagara Region reviews proposals on behalf of several provincial ministries. Attached is a list of some of these public bodies.

Application process

 

The City of Welland is the approval authority for proposed plans of subdivisions and condominiums.

Sign requirements for subdivision applications

  • Before a proposed draft plan of subdivision is circulated by the City of Welland, the owner/developer is required to erect at least one sign on the property to be subdivided. This sign is intended to inform interested persons.
  • The sign must have a minimum display area of 50 square feet. Larger signs may be used for large developments or where visibility is a problem.
  • The sign will have the following components:
    • City of Welland identification.
    • The words "Public Notice" in bold lettering.
    • The words "Proposed Subdivision" and the name, if any, of the subdivision.
    • A subdivision map, coloured and drawn to show subdivision pattern, proposed land uses, roadways, pedestrian ways, prominent natural features, a legend, and an arrow indicating the north direction.
    • At the bottom of the sign, the following must be included:
      "This proposed plan of subdivision has been submitted to the City of Welland for approval. For more information about this matter, including information about appeal rights, contact Planning and Development Services - Planning Division, City of Welland, 60 East Main Street, Welland, Ontario L3B 3X4 905-735-1700 x2251.
    • The sign must be dated prominently. The date to be used should be on or about the date of posting. Revised signs must include a revision date.
  • The following colour scheme should be used on all signs:
    Residential
    Single-family detached - yellow
    Semi-detached - orange
    Townhouses - dark orange
    Apartments - brown
    Commercial - red
    Industrial - purple
    Park-open space - green
    Institutional - blue
  • The sign must be prominently displayed on the property and legible from abutting roadways. If the property abuts more than one major roadway and the subdivision is of substantial size, a sign will be required for each frontage on a major roadway.
    • Planning division staff will assist in choosing a suitable location or locations if requested.
  • Before the proposed plan is circulated, the planning division must be in possession of a coloured photograph showing the sign(s) on the property.

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